Setting the Right Budget & Costs

Estimated Cost for Roofing

13 views 23/04/2018 20/12/2018 Helpers.ie Help 1

Disclaimer: Please note these prices are average, do not include materials and are offered as guidance only, to help you budget when posting a job on Helpers.ie. 

Helpers.ie contacted 52 independent Tradesmen across Ireland to give you an idea of the approximate costs for a range of work on external doors. 

We asked for the average price on the following:

Cost of New Flat Roof

  • Main Roof
  • Extension Roof
  • Bay Window
  • Dormer
  • Porch

Cost of New Slate or Tiled Roof

  • Main Roof
  • Extension Roof
  • Bay Window
  • Dormer
  • Porch

Cost to Repair a Flat Roof

  • Worn or Ripped
  • Water Pools
  • Flashing

Cost to Repair a Slate or Tiled Roof

  • Missing Tiles or Slates
  • Slipped Tiles or Slates
  • Ridge
  • Flashing

 

“Cost of New Flat Roof”

 

Main Roof  1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 Trade MIN MAX MIN MAX MIN MAX
MAIN ROOF €2,000 €3,000 €2,500 €4,250 €2,250 €5,000
 Main Roof 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 Trade LOW HIGH LOW HIGH LOW HIGH
Main Roof €3,500 €5,500 €3,250 €5,750 €4,500 €6,000

One of the first things to remember about flat roofs is that they should not be entirely flat, despite their name. Flat roofs are always laid on a slight incline, thus allowing water to run off and to stop pooling of rainwater. The construction of a flat roof is quite distinct from a traditional tiled or slated roof, so you should always ask your roofing specialist for guidance if you are unsure about any of the details when it comes to having a new roof fitted.

Modern flat roofs do not suffer from the problems of damp or leaking that they have traditionally been associated with and they are just as strong and effective as any pitched roof when installed by a professional. Flashing is used to seal the edges of roofing near to a chimney or other break in the same way as it is on pitched roof, with lead, aluminium or even fibre-glass being used as a seal.

Your roofing expert will first have to remove the old roof before laying the new one. In most cases they will strip the roof right back, laying new boards and the various layers needed to make up a flat roof. In most cases you will be having a ‘warm’ flat roof installed on your home (‘cold’ roofs are usually for garages or outhouses and are not legal in Scotland), which means insulation and waterproofing is laid above the roof deck and ceiling joists.

Warm roofs usually contain plywood decking or boards, a vapour control layer, a layer of insulation, a layer of roofing felt and then a surface such as chippings. Once the roof is finished it will need minimal maintenance and will be extremely strong. Flat roofs are often used for solar panels or ‘green’ roofs.

Do ask your roofer about this before they start work, as there are many variations on how a flat roof can be made up and what can be used as a covering for it. The cost of the job will largely be reliant upon the size of the roof to be fitted.

 

Extension Roof  1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 Trade MIN MAX MIN MAX MIN MAX
Extension Roof €800 €2,000 €1,100 €2,500 €1,350 €3,000
 Extension Roof 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 Trade MIN MAX MIN MAX MIN MAX
Extension Roof €1,700 €3,500 €1,900 €3,500 €2,250 €4,000

For smaller parts of the building or new extensions, your flat roof will be built in the same way as it would be on the main roof. This will mean layering plywood decking, vapour control layer, insulation, felt and any surface such as gravel over the ceiling joists in your home. This makes for a strong, damp-free roof that will last whatever the weather throws at it.

If there is a roof that needs replacing then that will need to be removed first and that time budgeted for. In some cases your roofer may suggest only a partial new roof, utilising current insulation. This will save time and money, although an entirely new structure will last longer. Flashing in metal or fibre-glass will be used to seal the extension roof to the building if needs be. This will stop leaks and prevent damp from collecting adjacent to the new roof.

 

 Bay Window 1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Bay Window €500 €800 €500 €800 €500 €800
Bay Window  4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
TRADE  MIN MAX MIN MAX MIN MAX
Bay Window €600 €1000 €600 €1000 €600 €1000

Having a new flat roof installed above your bay window will first mean the removal of any current roofing on the window and deciding with your roofer whether to take the new roof all the way back to the joists. An entirely new roof is usually advisable, but your roofer may advise that simply resurfacing could be a less expensive option. Your expert will ensure that the structure is waterproof and weatherproof, as well as complying with building regulations. Flashing will be used where the flat roof meets the main building, which will stop water from pooling or permeating the walls at this junction. The finish should match the rest of your home.

 

 Dormer 1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Dormer €800 €1,300 €800 €1,400 €800 €1,500
Dormer  4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
TRADE  MIN MAX MIN MAX MIN MAX
Dormer €950 €1,450 €1000 €1,450 €900 €1,500

Where a dormer has been made from part of a main or extension roof then your tradesman will make sure that the roof will be sealed with waterproof flashing where it meets the building or any part of the roof. This will stop damp from permeating the building at this point and will ensure that your roof is watertight and long-lasting.

The roof on a dormer will be built in the same way as a flat roof for any part of the building and will contain waterproofing, insulation and a layer to stop vapour collecting in the roof space, all beneath felt. It is always worth using a professional roofer for these jobs and not cutting corners. The size of the roof will dictate the cost of the job, as materials and labour price will grow with the scale of the roof to be fitted. Your roofer should be able to advise you on materials used and give you choices on appearance, cost and finish.

 

 Porch 1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Porch 450 €700 €450 €700 €450 €700
 Porch 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Porch €550 €1000 €550 €1000 €550 €1000

Having a flat roof over your front or back door will keep the rain from your door and keep you dry while you fumble for your keys. Slightly angled to let the rain run off, your flat roof will be fitted with flashing where it joins the building, which will stop the rain permeating any joints or gaps. Your roofer will construct the roof to much the same standard as they would use for any flat roof on your home. Although they may choose to use a simpler construction as the porch will not usually be subject to building regulations and you will not have to worry about damp problems (especially on an open porch) in the same way that you would with a roof over an internal room.

Ask your roofer if you are in any doubt. The job should be a simple one for them to carry out and the costs will depend on the size of the roof to be made and whether they first need to remove an old porch roof.

 

“Cost of New Slate or Tiled Roof”

 

Main Roof  1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
TRADE  MIN MAX MIN MAX MIN MAX
Main Roof 2,200 3,500 3,500 6,000 4,500 €8,000
 Main Roof 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Main Roof 5,500 €10,000 €6,000 12,000 6,500 13,500

The main cost consideration when installing a new main roof is the size of your home and therefore the size of the roof. The next cost to consider is the kind of tiles or slates that you will be using to complete the job. These come in a variety of materials with different finishes and varying costs. Most will do the job of keeping the water out of your home, but you should let your roofer know if there are particular colours or looks that you want and whether you want to blend in or stand out from your neighbours. They will then purchase the roofing tiles or slates for you and have them delivered to your home on the day that the job is to be done.

This is very much a job that you will need a professional to carry out, as it can be dangerous and it is essential that it is carried out well in order for you to keep a dry and warm home. Your roofer will first take your old roofing tiles and slates down before cleaning up, making any repairs needed and then laying felt and the new tiles or slates. These tiles or slates will be nailed down and interlocked. Areas around the top of the roof, such as where it joins the chimney, will be sealed and flashing fitted around the area to make it watertight. Flashing may also be installed around any gulley or guttering that runs along the roof. Special capping tiles may be added at the apex of the roof. Putting up a roof of this kind is a big job and it will take a whole day or more to complete, depending on the size of your roof.

 

 Extension Roof 1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Extension Roof 1,750 2,800 1,700 £2,800 2,000 £3,250
 Extension Roof  4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
  TRADE MIN MAX MIN MAX MIN MAX
Extension Roof 2,250 3,500 2,400 3,700 2,500 4,900

Installing a new roof on an extension requires the same skill and expertise as fitting any kind of roof and this work should be undertaken by a professional roofer. An extension roof is any part of the roof that juts out or extends from the main body of the roof. This could be due to the design of the house or over an addition to your home.

The extension roof is often like a mini version of the main roof and will be sloped in the same way, with its own apex. It will need felt laying and then tiles or slate laid over this in the same way as a main roof and it will also need flashing in places to make it watertight. The size of the extension will dictate the size of roof and therefore the cost of the job overall. The materials used will, in most cases, be made to match the style and design of the main roof.

 

 

Bay Window  1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Bay Window 700 1,200 700 1,250 €700 1,250
 Bay Window 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAN MIN MAX
Bay Window 800 1,300 800 1,350 800 1,350

The roof that sits over your bay windows is very much like a small half roof. It slopes upwards to an apex, where it joins your property and is built in a similar way to an actual roof, although in some cases, such as newer properties, this may be a single pre-made unit.

If you need a new slate or tiled bay window roof you will probably want this to match the design of your house’s main roof. This will dictate a main part of the cost of the job, with the rest being dictated by how large the roof is and therefore how long it will take to build. The roofer will take down old tiles first and replace any felt as necessary. They will then lay the new tiles or slate and attach flashing where the roof meets your property and begins to slope downwards. This will mean that both your wall and the roof will be watertight and there will not be problems with any run off causing damp. The bay roof will also have its own guttering added.

 

 Dormer 1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Dormer €800 1,700 €800 1,600 800 1,600
 Dormer 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 Trade MIN MAX MIN MAX MIN MAX
Dormer €1000 1,900 €1000 1,800 €1000 1,900

A dormer roof is one of the most common new roofs that we add to our homes, as these are small roofs that will be used to cover a window that extends up from a loft conversion or extension. A small frame will give the roof an apex much like that on your main roof and this will be tiled over the top with capping tiles or slates.

The roof will also be lined with felt before tiles or slates are laid out and then nailed into place. Flashing will be added all around the new roof to seal the roof and make it watertight. The size of the dormer roof and the materials used will determine the cost of this roofing job, but these roofs are usually fairly small and are therefore not a huge job for a professional roofer.

 

 Porch 1 BEDROOM PROPERTY 2 BEDROOM PROPERTY 3 BEDROOM PROPERTY
 TRADE MIN MAX MIN MAX MIN MAX
Porch €700 €900 €700 €900 €700 €900
 Porch 4 BEDROOM PROPERTY 5 BEDROOM PROPERTY 6 BEDROOM PROPERTY
 Trade MIN MAX MIN MAX MIN MAX
Porch 900 1,200 900 1,200 900 1,200

Porch roofs come in a number of styles and configurations, but most who choose to have a tiled or slated roof over their door go for a look that matches the rest of the house. This means that the frame will be slanted to an apex above the door and this design will be felted and then laid with slate or tiling. It will also be fitted with flashing above the door to seal it.

These roofs are usually small and will not cost too much in terms of materials or in labour time. But you should always use an experienced roofer for these jobs to ensure that the roof is built properly and will be long lasting, as well as not causing problems with damp in other parts of your home.

 

“Cost to Repair a Flat Roof”

 

 TRADE MIN MAX
Worn or Ripped €300 €1000

If your flat roof is worn or ripped then the chances are that it will soon leak and cause problems inside your home. If you notice leaks coming from your roof you should call out a roofer to make an inspection of the roof and carry out any repair work that is needed. In many cases weather and age will have caused the surface of the roof to come away or the felt to tear or become damaged.

Your roofer will get up on to your flat roof to inspect it and see where there are any problems. As well as looking at obvious tears he will look for wear all over the roof. The inspection time will vary, depending on the size of your flat roof. Similarly, the cost of the job overall will depend upon how much work is needed to professionally repair the roof. In most cases this will extend to new or patched felting on the roof, although it could also mean resurfacing the roof with gravel or whichever finish you have chosen.

If water has permeated the roof then your roofer may suggest a larger amount of remedial work and repair, which could include replacing insulation layers or waterproofing. Your roofer will assess your roof to see how much damage, if any, has been caused by ageing or wear. They will then consult you about how much work needs to be done and give you an idea of how much the work will cost in terms of materials and labour.

 

 TRADE MIN MAX
Water Pools €500 €1000

If the pooling is down to damage to the surface of the roof then your roofer will be able to repair or replace the surface. This could mean patching or replacing a felt or rubberised surface. It could also mean replacing a gravel or ballast surfacing to the roof. If the problem is down to a sagging or poorly-fitted roof then your roofer will have to do something to deal with the way that the roof lays. This can be a time-consuming job and the cost of it will depend upon the size of your roof and how bad the problem is.If water is pooling on your flat roof then this is a sign that the roof is damaged in some way. It could mean that there is damage to the surface of the roof or the roof has not been fitted with the correct slight pitch to allow water to run off. Although the problem can also be as simple as debris on the roof or leaves blocking a drain outlet.

If the roof is aged and sagging then the roofer may have to install a prop or internal brace to lift the sagging part of the roof. If it is a case of the angle of the roof not being enough to let water run off then the roofer will attempt to address this by adding a new surface that creates a greater angle. In extreme cases the roof will need to be replaced.

 

 TRADE MIN MAX
Flashing €250 €600

Flashings on your flat roof should last as long as any part of the structure, but harsh weather or age can mean that flashing pulls away from the joints or brickwork that it is protecting. In many cases the flashing can be repaired by simply drying the area, pushing it back into place and adding adhesive, staples or nails to keep it in place. Your roofer may also use tar or another sealant to keep the join watertight.

In some cases the flashing, or part of it, will need to be replaced. If this is the case then your roofer will cut as long a strip of flashing as is needed and lay this at the spot where he has removed old flashing. He may seal the flashing here by soldering as well as by using adhesive and/or tar. The cost of the job will depend upon how much flashing needs replacing and where it is located. Hard to reach spots will take longer to repair and will thus cost more in terms of labour. Most flashing is made from lead or copper and the current cost of these metals will impact upon the cost of any replacement or repair.

 

“Cost to Repair a Slate or Tiled Roof”

 

 TRADE MIN MAX
Missing Tiles €100 €400

Missing tiles are the most common of problems that need repairing on any roof. Age, wind and weather can make tiles shift and eventually fall off, leaving you with gaps in your roof. This means that wind and rain could eventually permeate your roof and that other tiles may be in danger from falling.

Calling in a professional roofer when you notice any missing tiles means that any tiles that are missing can be replace and that the roofer can also check for other slates that may be loose or in need of replacement. In most cases the roofer will need to replace the tiles or slates with new ones and they will do their best to closely match current colour or designs.

The main cost of the job will be the labour of the roofer, who will give the roof a good check over while he is with you. It may seem expensive just to replace a few tiles, but a thorough inspection alongside replacing missing tiles is money well spent and could save you having to pay further call out charges in the near future.

 

 TRADE MIN MAX
Slipped Tiles or Slates €100 €400

Where tiles or slates have slipped your roofer may be able to simply replace them. This will mean inspecting the tile and putting them back in place before nailing them home. Tiles or slates usually slip due to high winds and seeing slipped tiles could well be a sign that more are due to slip. The damage can also be down to nesting birds or extremes of cold.

It is always advisable to get a roofer to have a look at your roof as soon as is possible after spotting slipped tiles. They will then be able to test the rest of the tiles and spot any that look as if they too could slip. They can also see if any felt or flashing has been damaged by slipped or falling tiles. If the slipped tiles are cracked or badly damaged then your roofer will simply replace them, trying to closely match the colours or designs on the rest of the roof.

 

 TRADE MIN MAX
Ridged Tiles €200 €450

The ridge tiles on your roof are those that run across the apex of a pitched roof and they come in a variety of finishes and materials, although many will be terracotta or brick colour. These tiles provide a neat cap to your roof and they will be very noticeable if they become broken or missing. It is fairly rare for these ridge tiles to come loose, but if you spot any that are damaged or missing then you should get in touch with a roofer to make repairs and ensure that no further damage is done.

Ridge tiles can often be damaged by high winds or by reactions to snow or frost. Falling ridge tiles are very dangerous and missing tiles of this kind can mean that your roof will eventually leak. Your roofer will need to go up on the roof and inspect it for damage. The nature of this means that by having to get up on the roof for inspection it can take a while and this will be reflected in the costs. It is always best to get any roofing problems checked over by a professional, they will be able to spot any loose tiles or slates that may become problematic, as well as replacing or repairing your ridge tiles.

 

 TRADE MIN MAX
Flashing/Waterproofing €250 €500

Flashing are the strips of waterproofing material that seal your roof and make it watertight. These are often lead strips that are placed around chimneys, dormers or other openings on a roof and they are easily visible from street level as solid strips of metal. Flashing is very long-lasting and durable, but it can become damaged over time, or even stolen. If you notice damaged or missing flashing then call a roofing professional to deal with it.

The metal will need to be repaired or replaced and then sealed in place. The cost of the job will depend on how much flashing needs repairing or replacing, as well as how long it takes to locate the problem piece of flashing. The problem may first present itself as a leak from the roof, so it won’t always be as simple as an obviously damaged or missing piece of metal. Once the issue is located then the lead or other metal will be patched or replaced and then sealed into place, usually by soldering or welding (although a strong adhesive may sometimes be used).

 

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